OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                                DOCKET NO.:ED410057RO     
          Howard Zavin c/o                         RENT ADMINISTRATOR'S
          Janoff and Olshan,                       DOCKET NO.:DC410572S      
                                                   SUBJECT PREMISES:
                                                      347 West 55 Street
                                                      Apt. 5K
                                                      New York, NY    


            The above-named owner filed a timely petition for administrative 
            review of an order issued on March 15, 1990 concerning the housing 
            accommodations relating to the above-described docket number.  

            The Commissioner has reviewed all the evidence in the record and has 
            carefully considered that portion of the record relevant to the 
            issues raised by the petition.

            The tenant commenced this proceeding on March 3, 1989 by filing a 
            complaint asserting that the owner had failed to maintain certain 
            services in the subject apartment.

            In answer, the owner denied the allegations and otherwise asserted 
            that after the tenant's initial refusals to allow access, all 
            repairs were done.

            On February 16, 1990, a physical inspection of the subject apartment 
            was conducted by a DHCR staff member who confirmed that there was 
            peeling paint and plaster in the bathroom ceiling due to a water 
            leak; and that there was roach infestation.

            By an order dated March 15, 1990, the Administrator directed the 
            restoration of services and ordered a rent reduction.

            In this petition, the owner contends in substance that he never 
            received the complaint; the tenant refused access; and the tenant 
            never signed up for the exterminator. 

            In answer, the tenant denied the allegations and otherwise asserted 
            some repairs were done because he allowed access; that the repairmen 
            failed to come when expected; and that the owner offered no proof of 
            denied access and failure to sign up for the exterminator.


            After careful consideration, the Commissioner is of the opinion that 
            the petition should be denied.

            Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
            authorized to order a rent reduction, upon application by a tenant, 
            where it is found that an owner has failed to maintain required 
            services.  The owner's petition does not establish any basis to 
            modify or revoke the Administrator's determination based on the 
            February 16, 1990 inspection which confirmed the existence of 
            defective conditions, warranting a rent reduction.

            The record establishes that the owner answered the tenant's 
            complaint in the proceeding below. Accordingly, the owner's 
            allegation that he never received the complaint is without merit.

            The Commissioner notes that the owner's unsubstantiated allegations 
            that the tenant refused access or failed to sign up for the 
            exterminator are beyond the scope of review, which is limited to the 
            issues and evidence before the Administrator.

            The status of the owner's rent restoration applications is as 
            follows: EK410204OR denied on April 5, 1991, and GI410208OR granted 
            on July 14, 1993.

            THEREFORE, in accordance with the Rent Stabilization Law and Code 
            and Operational Bulletin 84-1, it is

            ORDERED, that this petition be, and the same hereby is, denied, and 
            that the Administrator's order be, and the same hereby is, affirmed.


                                                  LULA M. ANDERSON
                                                  Deputy Commissioner


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